UR Housing in Tokyo: No Key Money, No Guarantor (2026 Guide)

For foreigners on a budget, the single biggest housing secret in Tokyo is UR rental housing. It removes almost every upfront fee that makes a normal Japanese lease so painful. Here is how it works and who qualifies.

Quick answer: UR housing (UR賃貸住宅), run by a semi-public agency, charges no key money, no agency fee and no renewal fee, and requires no guarantor. You pay a refundable deposit (usually two months) and the first rent, and that is it. Foreigners with a residence card can apply, as long as you meet an income threshold (roughly a monthly income of at least the rent times a set multiple) or qualify through savings. It is one of the cheapest, most foreigner-open ways to rent a real apartment in Tokyo.

The four zeros that save you months of rent

A standard Tokyo lease can cost four to six months of rent up front (see our move-in cost breakdown). UR removes most of that:

• No key money (reikin). The non-refundable one-to-two-month gift to the landlord is gone.
• No agency fee. You rent directly from the agency, so there is no one-month brokerage charge.
• No renewal fee. Normal leases often charge a month every two years. UR does not.
• No guarantor. No guarantee company, no Japanese co-signer to find. This alone solves the biggest obstacle foreigners face (see why landlords reject foreign tenants).

You still pay a deposit (usually two months, refundable) and your first month, so move-in is typically about three months of rent instead of six.

Who can qualify

UR is open to foreign residents, but it checks that you can afford the rent. In most cases you need one of the following:

• A monthly income of at least a set multiple of the rent (commonly around four times for lower rents, less for higher ones).
• Enough savings to satisfy a balance requirement if your income is irregular.
• Or, in some cases, the option to prepay up to a year of rent.

You will need your residence card, proof of income or savings, and to apply in person or online. There is no screening by a guarantee company, which is why approval can be faster and more predictable.

The trade-offs to know

UR is not perfect, and being honest about it matters:

• Many UR buildings are older, danchi-style estates, though a large share have been renovated inside.
• Popular, central units go fast, and the best-value stock is often a bit further out.
• You apply on a first-come basis for a specific listed unit, so it suits people who can act quickly, less so those who need a very specific address on a fixed date.
• Support is mostly in Japanese, so the paperwork can be a hurdle without help.

Is UR right for you?

If your priority is cutting upfront cost and avoiding the guarantor problem, UR is one of the best options in Tokyo, especially for longer stays. If you need a furnished, ready-in-days solution, a furnished flat or share house is faster. Many people start furnished, then move to UR once settled.

You can compare UR-friendly areas against market rents in our Tokyo Rent Index. And if you want someone who knows the market to line up your options, including the ones you would never find alone, tell us what you need.

This is general 2026 guidance. Confirm current eligibility and terms before you apply.